Tips for Reporting Accurate HMDA and CRA Data

Transcription

1 Tips for Reporting Accurate HMDA and CRA Data Outlook Live Webinar - November 17, 2010 Cindy J. Anderson, Senior Examiner Karin Modjeski Bearss, Senior Examiner Visit us at informational purposes, and are not formal opinions of, nor binding on,

2 Objectives HMDA Data Collection Regulatory requirements, challenges, and common errors CRA Data Collection Regulatory requirements, challenges, and common errors HMDA and CRA Data: Maintaining Compliance Using HMDA and CRA Data in Internal Reviews Fair Lending CRA Dodd-Frank Wall Street Reform and Consumer Protection Act Changes to HMDA Data Reporting New Small Business Data Collection Requirements 2

3 HMDA Data Collection and Reporting 3

4 HMDA s Goals Provide public with information on whether financial institutions are meeting community housing needs Aid public officials and private investors in identifying areas needing investment Identify possible discriminatory lending patterns and assist regulatory agencies in enforcing anti-discrimination statutes 4

5 HMDA Who Reports the Data Bank, savings association, or credit union that: For-profit mortgage lender that: Exceeds current asset threshold of $39M (adjusted annually); Originated home purchase and refinance loans that exceeded 10% of loan volume; or Originated home purchase and refinance loans that equaled at least $25M; Had an office in an MSA on the preceding December 31; and Had an office in an MSA on the preceding December 31; and Meets certain federal criteria, such as being FDIC insured. Had total assets totaling more than $10M on the preceding December 31. or Originated at least 100 home purchase and refinance loans the previous year. 5

6 HMDA What s Reported All applications for and originations and purchases of: Home Purchase Loans Home Improvement Loans Refinance Loans Home Equity Lines of Credit (optional) Purpose of purchasing a dwelling Secured by a dwelling Preapprovals if have covered preapproval program Dwelling secured: Repair, rehabilitate, remodel or improve a dwelling or real property on which located Non-dwelling secured: Same purpose and classified by FI as home improvement loan New obligation that satisfies and replaces existing obligation by same borrower Existing obligation and new obligation secured by a dwelling NOT purpose driven Open-end credit plan secured by a dwelling as defined by Regulation Z Purpose: Home purchase or home improvement Amount for home purchase or home improvement 6

7 HMDA Exemptions Construction and temporary financing loans Loans on unimproved land Fiduciary loans Purchase of interest in mortgage pool Prequalification requests Purchase of servicing rights Loans acquired through merger/acquisition 7

8 Current HMDA Data Fields Identifying number Application date Loan type Loan purpose Preapproval status Property type Owner occupancy status Loan amount Type of action taken and date Property location: MSA, county, state, census tract Ethnicity, race, and gender of applicants/ co-applicants Gross annual income Type of loan purchaser Rate spread HOEPA status Lien status Reason for denial (optional) 8

9 Why is HMDA Reporting a Challenge Difficult to identify all reportable transactions Multiple business lines affected (Residential real estate, consumer, commercial real estate) Must meet HMDA purpose and other definitions Dwelling: Includes mobile homes (whether or not attached to real property), condo units, and co-ops Covered preapproval program: Comprehensive underwriting, written commitment, valid for designated period of time, up to specified amount, home purchase, subject to limited conditions Includes non-originated applications (Denied, withdrawn, incomplete, approved but not accepted) 9

10 Why is HMDA Reporting a Challenge Difficult to get all data fields accurate Data volume is large Numerous data fields for numerous loans and applications Expertise and significant time commitment required Transactions can be complex Multi-purpose: Report home purchase if also refinance or home improvement; report home improvement if also refinance Multiple dwellings: Report property being improved if home improvement; report property securing loan if home purchase Data not always readily accessible 10

11 Common HMDA Reporting Errors Common Errors Failing to capture all HMDA reportable transactions Suggestions Implement tracking procedures for denied, withdrawn and incomplete applications Ensure automated systems identify HMDA transactions as appropriate Compare new loan lists against the LAR loan entries Enhance training regarding HMDA definitions Borrower information incorrect or not collected Ensure lenders collect monitoring information by visual observation when appropriate Verify that reported borrower information reflects application and file data 11

12 Common HMDA Reporting Errors Common Errors Rate spread incorrect Suggestions Verify that do not report rate spread if non-regulation Z or non- dwelling secured home improvement loan Provide tools to limit rate spread calculation errors Income inaccurate Ensure reporting and documenting gross annual income relied on if 1- to 4-family dwelling loan Report NA if corporate borrower or multifamily dwelling loan 12

13 Common HMDA Reporting Errors Common Errors Loan amount incorrect Suggestions Ensure system capturing or staff entering loan note amount on closed-end originated loans Watch for typographical errors/transposing numbers/rounding Property location inaccurate Ensure using correct property and correct address, particularly if more than one dwelling involved Ensure geocoding system is up to date Create a reliable backup system if address not identified 13

14 Common HMDA Reporting Errors Common Errors Preapproval code incorrect Suggestions Determine whether institution has covered preapproval program If no covered program, preapproval code should be 3 (NA) Type of purchaser inaccurate Review contracts to confirm type of purchaser, watch for merger/acquisition changes After review, prepare cheat sheets to ensure consistent reporting 14

15 CRA Data Collection and Reporting 15

16 Community Reinvestment Act (CRA) 12 U.S.C General purpose of CRA is to encourage banks, while operating safely and soundly, to help meet the credit needs of their communities Purpose of CRA data collection is to enable examiners and the public to judge whether the institution is helping to meet the credit needs of its communities 16

17 Large Banks Currently $1.098 billion* for two consecutive year-ends State chartered member banks - FRS Nonmember state chartered banks - FDIC *Asset size determining large bank size may change annually National banks - OCC Not a special - purpose institution Savings associations - OTS 17

18 CRA Data Required to be Collected & Reported Transmittal Sheet Must Report in Electronic Format Annually by March 1 for prior calendar year Definition of Assessment Area(s) Community Development Loan Data Aggregate Reporting of Small Business and Small Farm Loans, if applicable If also HMDA Reporter Must report the location of HMDA loans outside an MSA [HMDA 4(e)] 18

19 CRA Data Collection Required Data.42(a) Must Collect and Maintain Data for: Small Business Loans* Small Farm Loans* *CRA provides specific definitions for these terms Loan Number Unique number/alphanumeric Loan Amount at Origination Loan Location - Geocode Indicator whether the Loan was to a Business or Farm with gross annual revenues of $1 million or less File Specs Add l Data: Action Type, Action Date, Affiliate Flag, Activity Year, Agency Code, Record and Respondent IDs 19

20 CRA Data Collection Optional Data At its option, a large bank may collect and report: Consumer loan data Motor vehicle, credit card, home equity, other secured, or non-secured loans Other loan data Small business real estate secured Affiliate lending Data on lending by a consortium or a third party Optional data reporting fields are the same as for required loans for business loans report gross annual revenues and for consumer loan types report gross annual income 20

21 Collecting data for reportable loans Reporting data fields accurately Correctly identifying loan types to report Accurate Micro Data Accurate CRA Reporting 21

22 What s Difficult About Identifying CRA Reportable Loans? Based on Call Report/TFR Instructions Schedule RC-C (TFR Schedule SB) Small Business Loans Small Farm Loans Community Development Loans Loans with a primary purpose of Community Development defined as either: Additional Reporting Requirements of HMDA Loans with original amounts of $1 million or less Loans reported in Schedule RC-C in: part I, item 1.e Loans secured by nonfarm nonresidential properties (in domestic offices) part I, item 4 or 4.a Commercial and industrial loans to U.S. addresses Loans with original amounts of $500,000 or less Loans reported in Schedule RC-C in: part I, item 1.b Loans secured by farmland (including farm residential and other improvements) (in domestic offices) part I, item 3 or 4.a Loans to finance agricultural production and other loans to farmers (in domestic offices) 1) Affordable housing for low- and moderate-income individuals 2) Community services targeted to low- or moderate-income individuals 3) Activities promoting economic development by financing business or farms meeting the size eligibility standards 4) Activities that revitalize or stabilize (i) low- or moderate-income geographies (ii) designated disaster areas, or (iii) designated distressed or underserved nonmetropolitan middle-income geographies HMDA Reportable Loans 22

23 CRA Data Collection Resource: A Quick Guide to CRA Loan Data Reporting Categories Published by the Federal Reserve Bank of Dallas 23

24 24

25 Reporting Non- Reportable Loans Common CRA Data Reporting Errors Indicator of Gross Annual Revenues Loan Amount Geocode Loan Location 25

26 Common CRA Reporting Errors Common Errors Reporting Non-Reportable Loans Suggestions Ensure loans reported meet the size and definition tests check loans to non-profits, only some are reportable Ensure you follow the rules for refinance/renewal loans Run and review monthly loan lists to ensure all reportable loans are reported Loan amount incorrect Provide training on identifying the appropriate loan amount refinances/renewals credit line increases credit cards Watch for typographical errors/transposing numbers/rounding 26

27 Common CRA Reporting Errors Common Errors Loan Location Incorrect Suggestions Ensure correct address is used; request street address Create a reliable backup system if address not identified Watch for typographical errors, transposing numbers, rounding Update systems with FFIEC Census file geographic changes -Three MSA codes changed in 2010 (2 in FL and 1 in OH) Gross Annual Revenues/Income Report gross annual revenues or income instead of net Provide training on when to aggregate revenues if the underwriting relies/considers additional entity revenues If file contains revenue information, it should be reported even if no reliance on revenue in underwriting 27

28 Rules for Reporting Refinances or Renewals May report only one origination (whether a refinance or renewal) per loan per year, unless an increase in the loan amount is granted If the loan amount increases when extending the term of the loan, always report the amount of the increase as a small business or farm loan Report only the amount of the increase if the original or remaining amount has already been reported 28

29 Reporting Gross Annual Revenues/Income When to Aggregate Revenues Indicator of Gross Annual Revenues: What to report? Entity Only Revenues Considered/Relied On Entity + Parent or Subsidiary Gross Annual Revenues to Report Only entity gross annual revenues Aggregate the revenues of the entity and the parent or subsidiary Entity + Co-Signor or guarantor affiliate of borrower (i.e., a sole proprietor) Only entity revenues do not combine Start-up business Actual revenue to date, including $0 if the business has no revenue to date 29

30 HMDA and CRA Data: Maintaining Compliance 30

31 HMDA and CRA Data: Maintaining Compliance Why data accuracy is very important Public availability of data increases reputation risk Data errors may result in the appearance of discriminatory lending Necessary for accurate and meaningful internal fair lending and CRA reviews Validity of aggregate data depends on accurate data Data resubmission, examination delays, and potential penalties all costly options 31

32 HMDA and CRA Data: Maintaining Compliance Effectively managing HMDA and CRA data collection risk Determining the bank s data collection risk profile How many business lines affected? Are processes centralized or decentralized? Does the institution evaluate data collection audit and exam findings and identify processes needing improvement? Does the institution monitor changes in bank structure, staff, software systems, and regulations that can increase risk of data collection errors? 32

33 HMDA and CRA Data: Maintaining Compliance Effectively managing HMDA and CRA data collection risk (continued) Has the bank implemented appropriate processes for controlling identified data collection-related risks? Clearly identified data collection processes Appropriate software coding Well-trained, detail-oriented staff Standardized forms and job aids Effective internal controls, such as second reviews, new loan reviews Thorough data audits (compare to source documents, not collection forms) 33

34 Using HMDA and CRA Data in Internal Reviews 34

35 Using HMDA Data Think like an examiner! Evaluate risk of potential difference in treatment based on race, ethnicity, and/or gender Lending and denial rates Amount and frequency of rate spreads Application processing times Evaluate potential redlining risk Difference in application levels and lending and denial rates based on census tract s racial and/or ethnicity characteristics Using CRA Data Using HMDA and CRA Data for Internal Fair Lending Reviews Evaluate potential redlining risk for small business and small farm lending 35

36 Using HMDA and CRA Data for Internal CRA Reviews Why Conduct Internal CRA Analyses? Assists in determining risk of noncompliance Identify CRA performance issues/weaknesses so can correct or make modifications before CRA evaluation Minimize risk of poor CRA rating Evaluations of CRA performance using HMDA/CRA data Designation of assessment area territory Lending performance by geography Lending performance by borrower revenue/income Community development lending performance 36

37 Dodd-Frank Wall Street Reform and Consumer Protection Act July 21,

38 Dodd-Frank Act: HMDA Changes New HMDA Data Fields Age Total points and fees Rate spread for all loans Prepayment penalty term Property value Term of introductory rate period Negative amortization Loan term Application channel (i.e., broker) Credit score Loan originator identifier (SAFE Act)* Universal loan identifier* Property s parcel number* (*As Bureau may determine to be appropriate) Bureau may require reporting of additional information Privacy interests of applicants to be considered during rulemaking Bureau to consult with other agencies before issuing regulations 38

39 Dodd-Frank Act: HMDA Changes When will lenders be required to report the new HMDA data fields? Regulations will set reporting date; however, no deadline for issuing final regulations One limitation: No data reporting required before first January 1 that occurs after the end of 9-month period that begins on date final regulations issued No reporting of new data BEFORE: A Timing Example Date final regulations issued July 1, 2000 End of 9-month period following final regulation date April 1, 2001 First January after the end of 9-month period January 1,

40 Dodd-Frank Act: New Data Collection Requirements for Small Business Loans Equal Credit Opportunity Act Amendments Section 704B Requires the collection of data for certain small business loan applicants Disclosure of data to be balanced against privacy concerns Bureau Action Section 704B(g) The Bureau is to issue rules and guidance to carry out, enforce, and compile data pursuant to this section The Bureau may adopt exceptions to any requirement of this section Effective Date Bureau must issue rules. No deadline for doing so. 40

41 General Purpose of the Laws Dodd-Frank Act Small Business Data Collection CRA Facilitate enforcement of fair lending laws Enables communities, government entities, and creditors to identify business and community development needs and opportunities of womenowned, minority-owned, and small businesses Encourage banks, while operating safely and soundly, to help meet the credit needs of their communities 41

42 Reporting Requirements Dodd-Frank Act SB Data Collection Requirement CRA Must collect data on applications from businesses that are: Women-owned Required data collection for: Small business loans Minority-owned Small businesses Small farm loans Community development loans HMDA Reporters loan location 42

43 Additional Small Business Data Collection Requirements Statutory requirements prior to Bureau rule making and guidance: Applicant may refuse to provide requested information Must maintain collected data records separate from application No access to collected information by loan underwriters, officers, employees, or affiliates involved in the underwriting decision If underwriter or those involved in underwriting process gains, or will gain access to collected information: Must notify applicant Include notice that the financial institution may not discriminate on the basis of the information 43

44 Collected Data Fields Data Collection Comparison Dodd-Frank Act 1071(a) ECOA 704B(e)(2) CRA Application Number, Application Date, Loan Type, Loan Amount Y Y Loan Purpose Y N Amount of Credit/Credit Limit Applied For Y N Race, Gender, and Ethnicity of the Principal Owners of the Business Action Taken, Action Date Y Y N Y Only report originated or purchased loans 44

45 Collected Data Fields Location: Census Tract Data Collection Comparison Dodd-Frank Act 1071(a) ECOA 704B(e)(2) Y Location of principal place of business CRA Y Location = business headquarters or majority of loan proceeds used Location: State, MSA, County Codes Y* Y Gross Annual Revenue Y Revenues in last fiscal year preceding the application date Y Generally the revenues relied on If not relied on, not required to request Not required to request or consider but if collect expected to report *Not specified in Dodd-Frank Act but census tract would be meaningless without additional location information 45

46 FFIEC Resources HMDA Resources HMDA Analysis Reports CRA Materials General Call Report and RC-C Instructions Interagency Fair Lending Examination Procedures 46

47 Questions 47